Can Foreigners Buy Property in Bulgaria?

Who can buy what

Source: European Land Registry Association: Bulgaria, limitations to foreigners (December 2024); Innovires Legal: Buying property in Bulgaria as a foreigner 2026 (24 March 2026); Bulgarian Properties: Procedure for buying a property in Bulgaria^2,4,5

The rule comes from Article 22 of the Constitution: foreigners can own land only under the terms of Bulgaria’s EU accession, under a treaty ratified by two thirds of Parliament, or by inheritance. The Property Act lets foreigners and foreign companies own buildings and limited property rights over real estate, unless a law says otherwise.^1,3

Citizens of the United Kingdom have been outside the EU since 1 January 2021 and follow the rules for buyers from outside the EU and EEA.⁵

Apartments and buildings

Ownership of a building or a unit is separate from ownership of the land under it. A buyer of any nationality can buy an apartment in their own name, as long as the purchase does not include the plot itself.^2,4

Some deeds also transfer an ideal share of the land with the unit. Check the draft notarial deed with your lawyer: if it does, a buyer from outside the EU and EEA may need to buy through a company.⁵

Land through a Bulgarian company

• How it works: you register a single-owner company (EOOD), which is a Bulgarian legal entity and can buy building land, including the plot under a house.
• Capital and time: the minimum capital is €1 and registration takes three to five business days at the Commercial Register.
• Running costs: the company keeps accounts and files annual returns even if it only holds the property, typically €500 to €1,500 a year.
• Tax on a sale: a gain is taxed at the 10% corporate tax, and 5% dividend tax applies when the profit is paid out to you.

Source: Innovires Legal: Buying property in Bulgaria as a foreigner 2026 (24 March 2026)⁴

The steps and providers are on Company Formation; the taxes on Corporate Tax and Dividend Tax.

Agricultural and forest land

• Residence: individuals and companies can buy farmland only if they have been resident or established in Bulgaria for more than five years; a younger company qualifies if its partners meet that test.
• Companies that cannot own farmland: companies with partners from outside the EU and EEA, other than those allowed by a treaty, companies owned through low-tax jurisdictions, and joint-stock companies with bearer shares.
• Source of funds: buyers of farmland declare the origin of the money to the notary.
• Forest land: citizens and companies from outside the EU and EEA can own it only under a ratified treaty or by inheritance.

Source: European Land Registry Association: Bulgaria, limitations to foreigners (December 2024)²

Some buyer guides describe a company route for farmland. The Agricultural Land Act bars companies whose partners are from outside the EU and EEA, so take legal advice before buying farmland through a company.^2,4

Inheritance

Foreigners can inherit land by law. If the heir could not otherwise own that land, including agricultural or forest land, they must transfer it to someone who can within three years of the opening of the inheritance.^2,6

After the purchase

• Property Register: the notary files the deed with the Registry Agency, usually within one to three business days.
• Tax declaration: file it with the municipality within two months of the purchase.
• BULSTAT: a foreign individual who owns property in Bulgaria registers in the BULSTAT register within seven days.
• Utilities and insurance: transfer electricity, water and heating accounts; insurance is required only with a mortgage.

Source: Innovires Legal: Buying property in Bulgaria as a foreigner 2026 (24 March 2026)⁴

The steps, costs and checks of a purchase are on Buying Property in Bulgaria, and the yearly taxes on Property Taxes. Buying property does not by itself give a right to live in Bulgaria; see Golden Visa.